The paragraph most Arizona policyholders never read
Almost every homeowners, condo, landlord and commercial property policy written in Arizona contains a short condition titled Appraisal. The wording varies by company, but the shape is the same: if you and the insurer fail to agree on the amount of loss, either side may demand appraisal in writing. Each side picks its own appraiser, the two appraisers pick an umpire, and a written agreement signed by any two of the three sets the amount of loss.
That last step is what makes appraisal different from another round of phone calls. Once two signatures are on the award, the number is settled. That is why the person you name matters, and why we treat every file as if an umpire will read it line by line.
What we do once we are named
- Confirm the clock. Some policies give each side 20 days to name an appraiser after the demand; others are silent. We read your policy’s exact language before anything else.
- Inspect and measure independently. Tile counts, roof planes, foam thickness, drywall heights, cabinet runs. We build our own scope instead of editing the carrier’s.
- Price for your ZIP code. A line-item estimate using current pricing for your part of Arizona, with code items, permits and overhead and profit handled the way your policy reads.
- Work the differences with the carrier’s appraiser. Most disputes shrink sharply once two estimators compare scopes item by item.
- Present what is left to the umpire with photos, measurements, manufacturer data and pricing support.
- Check the award form. Replacement cost, actual cash value and any holdback should be stated clearly before anyone signs.
When a demand has already been sent
If the carrier has invoked appraisal against you, do not wait. Read the letter for any deadline to name your appraiser, gather the carrier’s full estimate and your own, and call us. We can usually review the file and confirm whether we are a fit within a day or two.
What it costs
Each side pays its own appraiser and, under most policies, half of the umpire’s fee. We put our fee arrangement in writing before any work begins. Use the appraisal payoff estimator to see how fees affect what you would net.
Questions about appraisal clause representation
Who can I name as my appraiser?
Policies usually require a competent and independent appraiser; some use the word disinterested or impartial. Your contractor or a relative is generally a poor choice because the carrier can challenge their independence.
Can the insurer refuse appraisal?
Policies differ, and some carriers object when they believe the dispute is about coverage rather than price. If that happens, an Arizona attorney can tell you how the clause applies to your facts.
How long does appraisal take in Arizona?
Many panels finish within two to four months. Large commercial losses, umpire scheduling and busy storm seasons can stretch that.